240 Tom Sawyer St · Evant, TX 76525

$164,000

4 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 78 Days on market

Built 1960 0.28 ac lot $83/sqft · 14% below area Est $190k · 14% under

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.9/30.0
• ARV discount +13.6/15.0
• Appreciation +6.6/10.0
• DSCR +5.3/10.0
• 1% rule +4.8/10.0
• Schools +3.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1,980 sq ft home in Evant, TX offers 4 bedrooms and 2 bathrooms, designed for both comfort and functionality. It features a dedicated dining room and a spacious living area complete with a cozy fireplace—perfect for relaxing or entertaining. The generously sized bedrooms provide plenty of space, while the kitchen is equipped with granite countertops and an electric range, ideal for everyday cooking. Both bathrooms have been recently updated. The primary suite includes a private ensuite with a walk-in shower and a spacious walk-in closet. The second bathroom features a convenient shower-tub combination along with built-in shelving for added storage. Natural light fills the home through numerous windows, creating a bright and welcoming atmosphere. A washer and dryer hookup is conveniently located in the living area. Outside, you'll find a fully fenced backyard—great for pets, gatherings, or outdoor enjoyment—as well as an outbuilding that provides extra storage or workspace. Conveniently situated, the property is approximately 30 minutes from Hamilton, Gatesville, Goldthwaite, and Lampasas, and about one hour from Brownwood, Temple, Waco, Killeen–Copperas Cove, and Stephenville.

Key facts

• Electric range
• Spacious living area
• Cozy fireplace

Tags

• DEDICATED DINING ROOM
• SPACIOUS LIVING AREA
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• ELECTRIC RANGE
• RECENTLY UPDATED BATHROOMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (2.1% below list).
• Recommended offer: $154k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,325 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Evant ISD (rural): math 35% / reading 35% proficiency, ranked #886 of 1,141 in TX (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.2% local appreciation)).
• At projected returns (3.2% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $21k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (median comp): $189,723
• List price: $164,000
• Delta: -13.56%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
378 Tom Sawyer St	0.10mi	3/1.0 (-1)	1,934 (-2%)	15mo	$188,000	$97	70
369 N Bell	0.34mi	3/2.0 (-1)	1,827 (-8%)	4mo	$119,900	$66	63
398 W Allen St	0.43mi	3/2.0 (-1)	2,061 (+4%)	7mo	$198,500	$96	62
266 E Live Oak St	0.19mi	3/2.0 (-1)	1,820 (-8%)	13mo	$230,000	$126	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.62×
• Total profit: $28,416
• Equity at exit: $75,587

10-year hold

• IRR: 12.8%
• Equity multiple: 2.95×
• Total profit: $89,459
• Equity at exit: $117,944

Cash invested: $45,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76525

• Home prices YoY: 2.4%
• Active inventory: 79
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$233 /mo · $2,790/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $108

Break-even live

Break-even rent $1,469

Max offer price $164,000

Occupancy floor 88%

Sensitivity live

Price	-10% $201	-5% $154	+0% $108	+5% $62	+10% $15
Rent	-10% $-19	-5% $45	+0% $108	+5% $172	+10% $235
Rate	-1.0pp $191	-0.5pp $150	base $108	+0.5pp $66	+1.0pp $22

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $164,000 Active 78 DOM
2. 2026-06-17
   days on market $164,000 Active 77 DOM
3. 2026-06-16
   days on market $164,000 Active 76 DOM
4. 2026-06-15
   days on market $164,000 Active 75 DOM
5. 2026-06-14
   pricedays on market $164,000 Active 73 DOM
6. 2026-06-10
   days on market $169,000 Active 70 DOM
7. 2026-06-09
   days on market $169,000 Active 69 DOM
8. 2026-06-08
   days on market $169,000 Active 68 DOM
9. 2026-06-07
   days on market $169,000 Active 67 DOM
10. 2026-06-05
    days on market $169,000 Active 64 DOM
11. 2026-06-03
    days on market $169,000 Active 63 DOM
12. 2026-06-02
    days on market $169,000 Active 62 DOM
13. 2026-06-01
    days on market $169,000 Active 61 DOM
14. 2026-05-31
    days on market $169,000 Active 60 DOM
15. 2026-05-30
    days on market $169,000 Active 59 DOM
16. 2026-05-07
    price $174,000 1224-char remark

    Show marketing remark (1224 chars)

    This 1,980 sq ft home in Evant, TX offers 4 bedrooms and 2 bathrooms, designed for both comfort and functionality. It features a dedicated dining room and a spacious living area complete with a cozy fireplace—perfect for relaxing or entertaining. The generously sized bedrooms provide plenty of space, while the kitchen is equipped with granite countertops and an electric range, ideal for everyday cooking. Both bathrooms have been recently updated. The primary suite includes a private ensuite with a walk-in shower and a spacious walk-in closet. The second bathroom features a convenient shower/tub combination along with built-in shelving for added storage. Natural light fills the home through numerous windows, creating a bright and welcoming atmosphere. A washer and dryer hookup is conveniently located in the living area. Outside, you'll find a fully fenced backyard—great for pets, gatherings, or outdoor enjoyment—as well as an outbuilding that provides extra storage or workspace. Conveniently situated, the property is approximately 30 minutes from Hamilton, Gatesville, Goldthwaite, and Lampasas, and about one hour from Brownwood, Temple, Waco, Killeen–Copperas Cove, and Stephenville.

17. 2026-05-07
    price $174,000 1224-char remark

    Show marketing remark (1224 chars)

    This 1,980 sq ft home in Evant, TX offers 4 bedrooms and 2 bathrooms, designed for both comfort and functionality. It features a dedicated dining room and a spacious living area complete with a cozy fireplace—perfect for relaxing or entertaining. The generously sized bedrooms provide plenty of space, while the kitchen is equipped with granite countertops and an electric range, ideal for everyday cooking. Both bathrooms have been recently updated. The primary suite includes a private ensuite with a walk-in shower and a spacious walk-in closet. The second bathroom features a convenient shower/tub combination along with built-in shelving for added storage. Natural light fills the home through numerous windows, creating a bright and welcoming atmosphere. A washer and dryer hookup is conveniently located in the living area. Outside, you'll find a fully fenced backyard—great for pets, gatherings, or outdoor enjoyment—as well as an outbuilding that provides extra storage or workspace. Conveniently situated, the property is approximately 30 minutes from Hamilton, Gatesville, Goldthwaite, and Lampasas, and about one hour from Brownwood, Temple, Waco, Killeen–Copperas Cove, and Stephenville.

18. 2026-04-17
    price $179,900 1224-char remark

    Show marketing remark (1224 chars)

    This 1,980 sq ft home in Evant, TX offers 4 bedrooms and 2 bathrooms, designed for both comfort and functionality. It features a dedicated dining room and a spacious living area complete with a cozy fireplace—perfect for relaxing or entertaining. The generously sized bedrooms provide plenty of space, while the kitchen is equipped with granite countertops and an electric range, ideal for everyday cooking. Both bathrooms have been recently updated. The primary suite includes a private ensuite with a walk-in shower and a spacious walk-in closet. The second bathroom features a convenient shower/tub combination along with built-in shelving for added storage. Natural light fills the home through numerous windows, creating a bright and welcoming atmosphere. A washer and dryer hookup is conveniently located in the living area. Outside, you'll find a fully fenced backyard—great for pets, gatherings, or outdoor enjoyment—as well as an outbuilding that provides extra storage or workspace. Conveniently situated, the property is approximately 30 minutes from Hamilton, Gatesville, Goldthwaite, and Lampasas, and about one hour from Brownwood, Temple, Waco, Killeen–Copperas Cove, and Stephenville.

19. 2026-04-17
    price $179,000 1224-char remark

    Show marketing remark (1224 chars)

    This 1,980 sq ft home in Evant, TX offers 4 bedrooms and 2 bathrooms, designed for both comfort and functionality. It features a dedicated dining room and a spacious living area complete with a cozy fireplace—perfect for relaxing or entertaining. The generously sized bedrooms provide plenty of space, while the kitchen is equipped with granite countertops and an electric range, ideal for everyday cooking. Both bathrooms have been recently updated. The primary suite includes a private ensuite with a walk-in shower and a spacious walk-in closet. The second bathroom features a convenient shower/tub combination along with built-in shelving for added storage. Natural light fills the home through numerous windows, creating a bright and welcoming atmosphere. A washer and dryer hookup is conveniently located in the living area. Outside, you'll find a fully fenced backyard—great for pets, gatherings, or outdoor enjoyment—as well as an outbuilding that provides extra storage or workspace. Conveniently situated, the property is approximately 30 minutes from Hamilton, Gatesville, Goldthwaite, and Lampasas, and about one hour from Brownwood, Temple, Waco, Killeen–Copperas Cove, and Stephenville.

20. 2026-04-01
    listed $185,000 Active 1224-char remark

    Show marketing remark (1224 chars)

    This 1,980 sq ft home in Evant, TX offers 4 bedrooms and 2 bathrooms, designed for both comfort and functionality. It features a dedicated dining room and a spacious living area complete with a cozy fireplace—perfect for relaxing or entertaining. The generously sized bedrooms provide plenty of space, while the kitchen is equipped with granite countertops and an electric range, ideal for everyday cooking. Both bathrooms have been recently updated. The primary suite includes a private ensuite with a walk-in shower and a spacious walk-in closet. The second bathroom features a convenient shower/tub combination along with built-in shelving for added storage. Natural light fills the home through numerous windows, creating a bright and welcoming atmosphere. A washer and dryer hookup is conveniently located in the living area. Outside, you'll find a fully fenced backyard—great for pets, gatherings, or outdoor enjoyment—as well as an outbuilding that provides extra storage or workspace. Conveniently situated, the property is approximately 30 minutes from Hamilton, Gatesville, Goldthwaite, and Lampasas, and about one hour from Brownwood, Temple, Waco, Killeen–Copperas Cove, and Stephenville.

21. 2026-04-01
    listed $185,000 Active 1224-char remark

    Show marketing remark (1224 chars)

    This 1,980 sq ft home in Evant, TX offers 4 bedrooms and 2 bathrooms, designed for both comfort and functionality. It features a dedicated dining room and a spacious living area complete with a cozy fireplace—perfect for relaxing or entertaining. The generously sized bedrooms provide plenty of space, while the kitchen is equipped with granite countertops and an electric range, ideal for everyday cooking. Both bathrooms have been recently updated. The primary suite includes a private ensuite with a walk-in shower and a spacious walk-in closet. The second bathroom features a convenient shower/tub combination along with built-in shelving for added storage. Natural light fills the home through numerous windows, creating a bright and welcoming atmosphere. A washer and dryer hookup is conveniently located in the living area. Outside, you'll find a fully fenced backyard—great for pets, gatherings, or outdoor enjoyment—as well as an outbuilding that provides extra storage or workspace. Conveniently situated, the property is approximately 30 minutes from Hamilton, Gatesville, Goldthwaite, and Lampasas, and about one hour from Brownwood, Temple, Waco, Killeen–Copperas Cove, and Stephenville.

22. 2025-03-05
    historical
23. 2025-02-14
    price $210,000
24. 2025-02-01
    listed $225,000 Active
25. 2022-07-25
    soldstatus
26. 2022-07-19
    soldstatus Closed
27. 2022-06-17
    historical
28. 2022-06-15
    listed $129,000
29. 2019-03-27
    soldstatus
30. 2018-10-31
    soldstatus
31. 2017-08-17
    listed $19,000
32. 2014-12-31
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $2,790 · $233/mo
• Projected year-2 tax: $3,001 · $250/mo
• Expected delta: +$211/yr (+$18/mo · 7.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,276
• − Mortgage interest: −$9,187
• − Property taxes: −$2,790
• − Insurance: −$820
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$4,771
• Taxable loss: −$1,376
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $1,627/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Evant ISD
• NCES district ID: 4818780
• Math proficiency: 35% ▲ 10.00%
• Reading proficiency: 35% ▼ -5.00%
• Median HH income: $47,630
• Composite: 32.75/100
• National rank: #10768
• State rank: #886 of 1141 in TX

Livability — Evant

• Score: 56/100
• State rank: #1325
• US rank: #22816

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evant, TX
• Population (ZIP): 1,210

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Two or more races 13%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Italian 7% Lithuanian 4% Slovak 4%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8% German/W. Germanic 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 139.3219
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

+815.8% since first listed

17 events — show timeline

• 2026-05-07 Price Changed $174,000 NTREIS
• 2026-05-07 Price Changed $174,000 CTXMLS
• 2026-04-17 Price Changed $179,900 NTREIS
• 2026-04-17 Price Changed $179,000 CTXMLS
• 2026-04-01 Listed $185,000 CTXMLS
• 2026-04-01 Listed $185,000 NTREIS
• 2025-03-05 Listing Removed — CTXMLS
• 2025-02-14 Price Changed $210,000 CTXMLS
• 2025-02-01 Listed $225,000 CTXMLS
• 2022-07-25 Sold (Public Records) — Public Records
• 2022-07-19 Sold (MLS) — NTREIS
• 2022-06-17 Listing Removed — NTREIS
• 2022-06-15 Listed $129,000 NTREIS
• 2019-03-27 Sold (Public Records) — Public Records
• 2018-10-31 Sold (Public Records) — Public Records
• 2017-08-17 Listed $19,000 CTXMLS
• 2014-12-31 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,790 · +12.3% YoY. Source: county tax records.